The Peachtree Village HOA Retreats Further Into the Darkness of Secrecy!

Update Sept. 10, 2025: As of today,

Since March, 2025, the Peachtree Village HOA has refused to allow any homeowner to inspect any HOA records, even though our Founding documents and Texas Law grant this unequivocal right to ever HOA homeowner, without limit, nor restriction other than to conduct these inspections during normal business hours! Whatever all they're hiding, it must be pretty bad!

Since May, 2025, the Peachtree Village HOA has not released any financial statements, not for June, July, nor August! Their keep blaming others--Goodwin, Proper--but they've had NO PROBLEM TAKING OUR MONEY ALL THIS TIME! They are obligated to tell us, in writing, an ACCURATE STATEMENT, tell us how much money they took in, how much they spent, who they gave the money to, and how much is left...but clearly, they don't want us to know any of this!

Since Mid June, 2025, the Peachtree Village HOA has not provided every homeowner a printed copy of their Open and Closed Board meetings Minutes (an official, accurate record of their actions) which is required by Texas Law. In the last 2 open Board meetings, the Secretary read off what was represented as the "Minutes" from the previous Board meeting minutes, much of which was full of diatribes and personal attacks, but when the President was asked why the Board was not asked to approve them (which is another requirement in order to put them on official record, she said, "They approved as read." "Approved"??? By whom???

Clearly, the Board is trying to evade being held legally accountable for the actions when, ever more likely, all of their increasing lack of transparency will, nevertheless, be fully revealed, like when they took an illegitimate (if not illegal) vote in their July 16, 2025 meeting to appoint, all by themselves, 2 replacements to the long "dead" Architectural Control Committee, a power-grabbing move our Founding Documents strictly forbids, followed by another attempt to preserve their hand-picked choices for this committee when, after much protest from the Neighborhood Union, they rescinded their vote in their August 20, 2025 meeting, but then fabricated a story that 2 ACC members had not vacated their seats after all, and had chosen their own replacements (yet another action also not permitted by our Founding Documents) who just so happened to be the same 2 persons the Board had tried to hand pick the month before!

Texas Law requires HOA Boards to record, publish and provide copies to all members of accurate and truthful Minutes of their meetings which the Directors must review and approve of...so the Peachtree Village HOA has most certainly placed themselves in yet another rock and a hard place by committing these illegitimate (if not illegal) acts in 2 Board meetings, but are now trying to keep them out of our HOA's formal records!!!

Who Is It Among the Peachtree Village Community the HOA Fears the Most For Their Fierce Resistance Against Their Ravenous Thirst For Control Over Us?

It's All Those Who REFUSE TO BECOME LIKE THEM!!!

Ever since the beginning of this year, when several of us homeowners and other residents first began organizing to see what we could do about the abuses of power the Peachtree Village HOA was engaging in, they have repeatedly expressed a sort of dumb-founded shock and dismay as to why anyone would have any problem with them! After so many years, if no decades, of getting away with doing whatever they pleased, admittedly, because no one was watching what they were doing, it would appear a hubris set in and is now so deeply entrenched, they just believe that their lies, their wastefulness, their misappropriation of funds, and their illegal actions are finally catching up to them and all the tricks that used to work in the past are no longer working.

Yes, in the past, it used to be so easy. All they has to do was rattle off the old lies, like, "We're protecting your home re-sale values," and that was enough. After that, all they had to do was tell every homeowner to think his neighbor was the person the HOA was the lazy enemy the HOA was there to protect him from...all the while, they were saying the same thing to that very same neighbor about him-- the old Divide and Conquer Strategy!

But now we know better! Our community has experienced an AWAKENING! With the exception of a handful of people (and even they are showing signs of slowing stirring from their delusional hypnosis), the PEOPLE of Peachtree Village are realizing we must not allow the HOA to divide us anymore, because it's the HOA's use of UNFOUNDED FEAR of our neighbors that they hope to use as a WEAPON OF CONTROL against us!

At their last open Board Meeting on August 20, 2025, the President came right out and said it, that we need to get the residents to submit maintenance complaints. Yup, after all their talk about "community," "caring," "value," "help," and "bringing everyone together," now it's clear those were nothing more than lies, meant to get us to let our guard down, all the while they were plotting their full-throttled attack. Well, the good news is that, THANKS TO YOU, THE SMART AND GOOD PEOPLE OF OUR COMMUNITY, THEIR LITTLE PLOT HAS FAILED...and here's why:

The major problem with the people on the HOA Board and their small group of followers is that they have NO EMPATHY whatsoever! It doesn't bother them in the least to place a hardship on a family or an elderly couple or a widow by threatening or issuing them a fine or telling them they can take away their home (which is not really possible anymore). They don't know what it's like to give someone the benefit of the doubt. They have no sense of boundaries. They can't respect their neighbors' privacy and right to do with their home as they please...even though they presume to think THEY should be able to have those rights for themselves! They're incapable of simply minding their own business!

But the overwhelming majority of the homeowners (both the ones who live in Peachtree Village and who lease out their homes here) and our lessee neighbors) understand these values perfectly well and, consequently, when the HOA tries to connive them into becoming the callous, uncaring, disrespectful, intruding, nosey, ratfinks they want us to become...it falls on deaf ears!!! THIS (far more than anything the Neighborhood Union is doing or saying) is what's making the Peachtree Village HOA Board nuts!

So, while the Neighborhood Union is very happy to be the "face" as it were, of the resistance to the abuses of the Peachtree Village HOA, please know that we are fully aware the Union is nothing more a means by which the people of our community can express their resistance in a open way...but that the REAL HEART of our resistance is YOU, the PEOPLE!

You are NOT like the HOA! You are NOT like the Board! You are NOT like Proper! You do have empathy. You do care. You do give your neighbor the benefit of the doubt. You are NOT suspicious. You are NOT racist. You are NOT a busybody. You are NOT nosy. You are respectful of others' decoration choices. When you see a neighbor whose lawn or fence or house seems to need some maintenance, you do NOT prejudge, "What a lazy bum!" Instead, you give the benefit of the doubt, "Oh, I wonder if my neighbor is going through a tough time. Maybe I should offer to help."***** The last thing you would ever do is rat him or her out to the HOA, because you like that good old Golden Rule, "Do Unto Others As You Would Have Them Do Unto You!"

*****By the way, let's not be fooled by the SHOW the HOA Board has been putting on by the fake "help" they've been talking about finding for one of our elderly and disabled residents who can't keep up with her yard and fence maintenance. The only reason they even bothered was AFTER the Interim Board and, later, the Neighborhood Union, advocated the only reason for doing any form of neighborhood walk throughs (and only with the residents' permission in advance) was to see if a resident needed help, not to threaten them with fines! But in this case, this poor lady had been sent threatening letters, and out of FEAR, since she was unable to fix her fence or her trees or her landscaping, she was forced to GROVEL before the HOA Board and BEG them for MERCY!!! It was only THEN THEY thought it might help to make them LOOK better to say they were going to find her some help...which has not gone so well...and we also need to question whether they would have even done this much had she not been WHITE!!!

The Peachtree Village HOA Board Has Got to

Stop Trying to Bribe and Threaten Us!

The Peachtree Village Neighborhood Union has learned our HOA Board has been trying, and in some cases succeeded, in convincing our residents to prioritize repairs or clean ups of areas or landscaping in our common areas adjacent to homeowner properties in exchange for favors, such as, commitments not to criticize the HOA Board and/or not to communicate with the Neighborhood Union or any other government entity about any complaints they may have about the HOA, which is, simply put, BRIBERY! Tragically, this is not uncommon. HOA Boards have been known to hand out prioritized repairs in exchange for signing proxies for Board members hoping to remain in power in upcoming elections.

Then, on the flip side, is the practice of threatening to neglect fixing, repairing or doing any clean ups on any common area adjacent to a homeowner’s property unless they “play ball.” We know of at least one homeowner in Peachtree Village who was directly threatened by the HOA Board, this year, that he was to have anything to do at all, even so much as to communicate with the Neighborhood Union, the needs for tree trimming on the greenbelt next to his home would be the last to be done, if at all! At a minimum, such threats are an ABUSE of POWER, but when it occurs on a regular basis, it begins to tread ever closer to EXTORTION.

Now, there is nothing wrong if you, as a Peachtree Village homeowner, contact the Peachtree Village HOA, to let them know they need to make a repair to the street in front of your house (like the many potholes we have all over our Private Drives, the blue sign streets (and don’t let them get away with their lame excuse that would be a “capital improvement on a cul-de-sac, and therefore, is not their responsibility”), or cleaning the black mold off the sound barrier wall behind your back yard, or picking up the trash or the tree limbs on the greenbelt next to your back yard or getting the phone company to fix the janky looking boxes that are still remaining (after the Interim Board got the Phone company to fix most of them) and are such an eye soar every time you walk by them.

HOWEVER, if they so much as breath a hint that they want you to do something for them IN EXCHANGE, such as, promise to vote for them in an upcoming election by signing a proxy (especially a blank one), promising not to criticize them to anyone, or to complain to anyone like the City of Plano, the State of Texas, any Federal agency or the Neighborhood Union, to give them your email address, your phone number, your social media IDs, contact information about any lessees if you are a non-resident homeowner, to sign up for any app (like the Proper app) or to SIGN any document…understand what they are doing is definitely UNETHICAL, probably a BREACH OF FIDUCIARY TRUST and could very well be CRIMINAL!

For this reason, the Peachtree Village Neighborhood Union strongly encourages you to DOCUMENT the response of the HOA Board whenever you ask them to do anything, so when you do, it’s best to contact them by letter and get them to respond in writing. (By the way, we suspect this is why the Board members are publishing their personal phone numbers in their “news” letter—so they can make their bribery offers without leaving a paper trail. But if you do call them by phone, make sure to put your smart phone on the record mode, so you have the evidence recorded.) If they already have your email address, then you may as well contact them by email, so if they respond, and if they try to get you to do them “a favor in return,” be sure to save this evidence, and please forward it to us: info@peachtreevillageplano.com

You may also want to forward these attempts at bribery, and definitely if the HOA Board threatens you, to Law Enforcement. Below is the link to file a complaint directly with the Texas Attorney General’s Office: https://consumerprotection.texasattorneygeneral.gov/consumercomplaintportal/s/flow/TCP_Complaint_Submission_Main

Parking Safety Is Important, But If the HOA Is Really Serious About Emergency Vehicle Access to Our Homes (And Not Just Collecting Fines)...Paint the Curbs Red!!!

The Peachtree Village HOA Board Has Swept So Many Lies Under the Rug, There's Now Such a Big Lump, They're Resorting to Twister-Like Contortions to Prevent Others From Seeing It...And It's Not Working!

There's a HUGE Difference Between the Reasonable Rules of a Democratic Society Meant to Preserve Safety and Health and the Idiotic Rules Created by HOAs to Turn Personal Preferences Into Tyrannical Decrees!

WARNING: At their last meeting on August 20, 2025, the Peachtree Village HOA Board re-stated their intention to soon engage in a renewed effort to obtain as many of our residents' and non-resident homeowners' email addresses as possible, largely so they can begin flooding us with more manipulative propaganda as they're learning how to use deceptive and divisive language from Proper HOA management company. Their hope is to once again focus on turning us one against the other, in order to fan the flames of prejudice into open bigotry and hatred, so people will begin accusing their neighbors of all sorts of alleged "violations" of property maintenance or decoration rules, which in turn would give the HOA an excuse to threaten or issue fines, without the Board actually having to to, themselves, spy/stalk on our homes in person, and thus, provide themselves with plausible deniability (or so they think) in the event accusers are named in subsequent lawsuits or indicted by Law Enforcement for violations of laws against spying and stalking!

Therefore, the Peachtree Village Neighborhood Union strongly encourages EVERYONE to PROTECT YOUR PRIVACY: Please do NOT give the HOA your email address! Neither the HOA, nor Proper HOA Management company has any right, nor good intentions to ask, and certainly not to demand, ANY of your private contact information or any private information for that matter! This includes your telephone number, your email address, your social media contact IDs, your insurance info, the names of your pets or anything else! If you're a homeowner, they already have your name and address, and if you're a lessee, they do not have the right to even know that about you! Also, please do NOT sign anything, and do not download their app onto your phone. They will only use this information to try to manipulate you, and to pass it on to other companies so they can use it to create marketing profiles resulting in more annoying ads directed against you.

On August 20, 2025, the HOA Board Announced Their Plan to Begin Attacking Us and Our Homes

By Using a Zombie ACC and Turning Us One Against the Other...But It's NOT Going to Work!

At the last Peachtree Village HOA Board meeting, one of the many crazy things the Board revealed was their plan to soon launch their attack on the people and homes of of our community by using a Zombie Architectural Control Committee and attempting to turn us all one against the other, largely by drowning us with email propaganda, but their plot is doomed to fail!

You may recall that the Board, just last month, at the July 16, 2025 meeting, took a vote just amongst themselves, in order to hand pick whom THEY wanted to place on a revivified (essentially, made alive from the dead) Architectural Control Committee (ACC for short), even though our HOA's DCCRs or Declaration of Covenants, Conditions and Restrictions (the "Rules" the Board is always saying all the rest of us are supposed to follow to the letter...or else really get it!) clearly say (in ARTICLE VII, Section 2.) that an HOA Board is NEVER to have anything to do with picking any members of an ACC! In fact, no HOA Board member, nor their spouses, nor anyone who lives in the same house as a Board member is permitted to be on an Architectural Control Committee...because that would be a CONFLICT OF INTEREST and a violation of the SEPARATION OF POWERS in HOAs here in Texas! While HOAs have way too much power, they don't have absolute power...but that didn't stop the Peachtree Village HOA Board from trying to violate the Law and usurp more control than they already have!

It's important for us to know that an ACC ordinarily has, in many ways, more power than the HOA Board does. Why? Because it's the ACC who decides what changes or additions homeowners can or cannot make to their own houses and surrounding property, even if those changes/additions are in keeping with City property codes! This power is, of course, ridiculous on its face, because no one who is not the owner of a home should be able to control what it looks like, effectively making the ACC the real owners of the homes in the HOA communities where they tyrannically rule, in that, controllership is what makes for ownership.

But unlike all the preceding years when no one was watching and one "Board" after another thought they could get away with all sorts of illegitimate and illegal behaviors, our Peachtree Village Neighborhood Union was present at the July 16, 2025 Board meeting and quickly let the Board know they had done something very wrong! So, during their August 20, 2025 meeting, though she tried to mumble her way through it, the President admitted their attempt to select their own choices to replace the 2 vacant seats on the ACC (and to make sure Rick Lannoye was not one of them, though he had volunteered to serve on the committee at the June 18, 2025 Board meeting after, they announced there was only one person on the ACC, and 2 more volunteers were needed to fill the vacancies, fearing, quite correctly, that he would stand in the way of their agenda to deny homeowners' sovereign right to be in charge of their own homes), she turned right around and did something ever worse--she falsely claimed there had been, in fact, no vacancies on the ACC after all!

She went on to further falsely claim there had been an active, fully-seated ACC all the way up until some part of July of this year and that, allegedly, during their last Architectural Control Committee meeting (though she didn't try to say when that occurred!), it just so happened 2 of them, in advance of submitting their resignations, pre-selected their replacements, who just so happened to be the exact same 2 persons the Board had hand-picked in their fake vote back on the July 16, 2025, and therefore, we now have a new ACC, just like they wanted, after all!

NO! NO THEY STILL DON'T!!!

Here's why: Even if it were true that, back on July 16, 2025, the Board had no idea the ACC had, without their knowledge, somehow selected the same 2 people the Board wanted to replace the other 2 who had not really already disappeared from the ACC long before (probably years before, in any active capacity), it wouldn't matter anyway! Why? Because our Rules (the DCCRs) are very specific about what to do when 1 or more persons on the ACC either die, resign or stop performing their duties and, thus, must be removed from the committee, and NONE of these options include ACC members PRESELECTING THEIR REPLACEMENTS!!!

ARTICLE VII, Section 2. of the DCCRS, actually provides only 2 options to replace ACC members: The first option is if only 1 member is no longer on the committee. If there is only 1 person no longer an active member (again, due to death, resignation or removed for "failure to function"), the remaining 2 ACTIVE committee members may select 1 (ONE) replacement all on their own. However, that's only if the 2 remaining, ACTIVE ACC members can agree on whom to select. If not, the second, Option 2 (Two) is all that's left: THE HOMEOWNERS MUST PICK!

So, if it should occur that an ACC is missing 2 or 3 members (the committee must have 3 active persons, and by "active," that means they meet regularly, take minutes, review all ACC requests, respond in writing to all requests, and forward written copies of all their records to the either the HOA Board or the HOA management company for permanent storage with all other HOA records) or, as explained above, if only 1 member is missing but the remaining 2 active members cannot agree on a replacement, then it falls to the Owners to decide who will be on the ACC, at a Special Meeting, where they, THE HOMEOWNERS NOMINATE who THEY WANT (not the HOA Board), and then vote to make THEIR selection(s)!

In other words, active ACC members whose intention is to resign CANNOT pick their replacements! Only 2 ACTIVE ACC members may select 1 (ONE) person for an already-vacated seat, and if there are 2 or 3 already-vacated seats, only the Homeowners can pick their replacements. In the event 2 members resign or intend to resign, it is NOT up to them to decide who replaces them, but the Homeowners only!

By the way, a Special Meeting, in accord with our By-Laws (one of the other 3 of our HOA's founding documents) is very clear about how it's to be arranged--with a minimum 30 day advance notice to ALL homeowners, explaining the purpose of the meeting, and which can only begin IF a 30% quorum is established (which in our case would be enough homeowners to represent, at least, 29 of the 97 homes in our community).

And just so the reader knows, Peachtree Village has NOT had a legitimate Special Meeting in decades! In fact, it was only last May when we had an Annual Meeting that met the 30% quorum minimum, after many years, if not decades, of not having done so (Let that sink in)!

So, once again, the Peachtree Village HOA Board has demonstrated just how dishonest they are, how willing they are to lie and distort the truth (all the while pretending the "truth" is on their side, as they sought so hard to do in their last "news" letter), and all of this just so they can begin doing the exact opposite of the very false claim they've been making of late--instead of being here just to "help" us, they are in fact, plotting to use a fake, zombie ACC, in addition to fomenting severe division amongst us, to begin making accusations of having committed very subjectively-determined, "violations" of one sort or another of alleged decoration or maintenance rules!

[It should also not be lost on us that the Board members themselves don't want to go around and DIRECTLY spy on our homes and stalk us, presumably, in order to avoid being charged with violations of Texas State laws against stalking and other privacy protections, so they're hoping to get the their hand-picked Zombie ACC members to commit these acts on their behalf so they can have plausible deniability...but we know better! Moreover, it's NOT the job of the ACC to enforce MAINTENANCE of existing structures or landscaping! Even back when there was a functioning ACC many years ago, their responsibility was limited to evaluating requests for making changes or additions, and nothing more!]

Of course, this is all at the same time the Peachtree Village HOA Board is STILL doing NOTHING about shouldering their full responsibility to repair the potholes on our Common Drives (or "Cul De Sacs" as they are now calling them), regularly picking up the trash and fallen tree limbs on our greenbelt, and failing to provide clearly- and politely-worded signs about when and where to place our bulk trash, just to name of a few of the real problems they should be addressing!

But if the HOA Board actually begins to carry out their plan to launch this attack on our community, we, the Neighborhood Union, will be ready to respond with every legal and peaceful means at our disposal. We hope they'll change their tune, as they have done so recently when they abandoned other of their foolish plans (like trying to reduce the parking on Honeysuckle Lane to only one side of the street after the Union made it very clear how doing so would have only greatly aggravated our community's problem with a shortage of parking spaces), but if they don't, we will do all we can to support and help every one of you whom they attack!

Therefore, please let us know immediately, if you get one of those threatening letters, even if they try to make it sound nice with euphemisms like a "courtesy" letter! They think the people of our community are stupid, but we know better! Together, the very smart people of Peachtree Village, both the residents and non-resident homeowners are NOT going to put up with any more of the HOA's lies, no matter how much they try to cloak them in the "charm" rhetoric they're regurgitating from Proper HOA management's propaganda language department.

It would be laughable, if it were not so deplorable how, at the last HOA Board Meeting, they actually had the gall to say the DCCRs state ACC members had the right to pick their own replacements in advance of resignation!!! Well, here ------>>>>>>>> is what the CCRs, ARTICLE VII, Section 2. Composition. actually say about who gets to pick the replacements for 2 or more ACC members in the event of resignations...and it's not themselves!

If the Peachtree Village HOA Was Actually Being TRUTHFUL, They Would NOT Be Doing All They Can to Block Homeowner Access to Their Records!!!

In their recent "news" letter, the Peachtree Village HOA printed an article chuck full of lies and distortions about the Union. They actually think so little of the intelligence of the PEOPLE of Peachtree Village, that we would be fooled by claiming they have the truth on their side...all the while spending $1,000.00s of OUR money on a lawyer using all sorts of loopholes to prevent us from finding out the real truth!

We have a pretty good idea what are some of the very bad things the HOA Board doesn't want us to find out about in our HOA records (currently in the possession of Proper HOA management)...but given the ferocity of their efforts to distract away from their cover up, it's likely those records would reveal a LOT worse than we currently know!By the way, this is a GOOD SIGN! Whenever a dictatorial group of people begin realizing their days of trampling over people's rights are numbered they, very typically, become very shrill in their rhetoric. They begin to lie more, distort more and obfuscate more, even if they had done a lot of lying, distorting and obfuscating before! If the truth were on their side, they would have WELCOMED US with a wide-open door to inspect ALL of their records, with nothing to fear, and then, the truth would speak for itself...but since they really, really, really don't want to truth to come out, they're resorting to more and more drastic measures to cover it up!

HOW TO KNOW WHO IS TELLING THE REAL TRUTH? Easy! Unlike the HOA, the Union is NOT asking you to just believe what we say. You can find out for yourself! Just call any one of the Board members (they put their phone numbers on this latest "news" letter), and simply inform them you are exercising your RIGHT as a homeowner to DIRECTLY INSPECT (not get copies of) our HOA records at the data storage facility where they're now being kept. Tell them to arrange a day and time, ASAP, for you to visit the storage facility's audit room (normally, there is about $10 fee, per day, to use this secured room) so you can see those records for yourself (things like, the 2024 annual meeting records, the proxies, the sign-in sheet and the ballots)...and then get ready to hear a LOAD of excuses as to why you can't...even though our HOA Rules and Texas State Law says they have to! For example, as their "Better Call Saul" legal advisor has done several times already, they might, repeatedly pretend they didn't understand you and claim you have pay $1,000.00s of dollars first, just to get copies of the records made!

Contact Us Today

Reach out to us for support in protecting your homeowner/lessee rights and enhancing your individual freedoms to manage YOUR HOME. If, for example, you receive threatening letters from Proper HOA management or if you see any of their employees or anyone else representing the HOA, like the so-called "Architectural Control Committee," spying on you, taking photos of your home and writing down their highly subjective judgments, please let us know right away. If possible, get photos of these meddling, invaders of your privacy, and forward copies of any threatening letters demanding you pay "fines" or "fees," such as, demands that YOU pay for LETTERS THEY SEND, (an unethical and ILLEGAL practice called "Fee Stacking").

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info@peachtreevillageplano.com